Cheap units don't have ecm blower motors and two stage gas gas valves. most of the big names also own other cheaper brands that are similar but with less bells and whistles. 

Sometimes I feel stuck in the "don't know what I don't know" stage.

try this one:https://www.novoco.com/resource-centers/opportunity-zone-resource-center/guidance/novogradac-opportunity-zones-mapping-toolor this one if you are in California:https://opzones.ca.gov/oz-map/

From opening a door for the person behind you, helping a stranded motorist with car trouble, or volunteering at a youth center the opportunities are endless.

How much downpayment are you going to pay at this stage?

A lot of newer investors can be taken aback by all the fees they see, but as long as you clearly and thoroughly explain the extensive research/work you did for each stage of the property acquisition, they will realize why the fees are introduced.

Bought in 2011 for $1.1mil with $200K down owner carry at 5.85%.CAP rate of 6 values it at $1.7mil.  Rents are slightly below average for the area.I need to do some capital improvements.  Roof, parking lot, sign and l...

Showing a clean somewhat staged house can surely net most sellers a lot more than $200.

If it’s a good location you can find similar centers in other areas and get some idea of what you can get for rent.

In town it is more about proximity to jobs again (downtown or strip or Oakland), growth centers (Bakery Square, Nova Place), and amenities.